Byker estate may be in line for £80m revamp

A LANDMARK council estate built when Tyneside’s slums were cleared could be in line for an £80m facelift.

A LANDMARK council estate built when Tyneside’s slums were cleared could be in line for an £80m facelift.

Newcastle’s Byker estate, including the world famous Byker Wall, designed by Ralph Erskine, was built in the 1970s.

But major work is needed and city council chiefs have revealed plans to take on private-sector partners to do the job.

If the go-ahead is given, the estate will be transformed with improvements to homes and the environment, including measures to tackle problems such as community safety, along with more than 100 new houses.

Plans to remodel the local primary school would also be brought forward to fit in with the housing investment.

However, the scheme is conditional on Government approval and Newcastle will be competing with authorities across the country for cash in the latest round of private-finance housing cash allocations.

The Byker estate, with 1,850 houses, flats and maisonettes, is home to 4,500 people.

The estate is in a deprived area and problems were identified in the last residents’ survey including anti-social behaviour.

Improvements are being carried out under the Government’s decent homes programme, but officials say much more needs to be done and the only way of raising the money is through a Private Finance Initiative (PFI).

This would involve taking on a private-sector partner who would borrow money which the council would then pay back, using mainly Government funds.

The aim is to start work in 2013 and the job would take five years to complete. The private partner would then be responsible for repairs and maintenance until 2043.

The council says entering into a PFI does not mean the estate would be privatised. The homes would continue to be owned by the council and managed by Your Homes Newcastle.

Members of the council’s Liberal Democrat executive have agreed to seek Government backing.

Executive director of environment and regeneration David Slater said: “Byker is regarded as one of the most important and influential social housing schemes of the period, both in the UK and internationally.

“The cost of refurbishment and re-modelling far exceeds the funding available under the Government’s Decent Homes programme. To uplift and bring the estate back to its original condition and transform it to 21st Century living would require significant additional investment. PFI is the only option available for the large-scale investment required.’’

Labour councillors representing Byker have concerns but say they want to hear what residents think.

Coun Nick Kemp, chairman of the Byker ward committee, said: “The officers have identified a PFI as a route to achieve the modernisation of the Byker estate.

“The Byker councillors remain potentially concerned about the PFI process and are adamant that full consultation takes place, with residents explaining what the options are and the implications. A public meeting will be held in November and councillors will support residents.’’

The present scheme to achieve the Government standards will be complete in 2011 but Mr Slater says much more is needed and the PFI proposals include windows and doors, roofs, wall ties, balconies, timber cladding and asbestos removal.

Environmental plans include improvements to public spaces, children’s play areas and community safety measures, more private space for residents, better access and parking and the removal of overgrown trees and shrubs.

Plans also include restoring the derelict Bolam Coyne building for housing, renovating community facilities at Raby Cross with workshops converted to housing and building 23 homes for people with learning disabilities in a village-style setting.

A new estate of 118 houses is proposed at South Byker, with 30 “affordable’’ and the rest for sale at market prices.

Mr Slater says if the bid is successful, the project will be part of a wider regeneration plan covering Old Byker and the remodelling of Byker Primary School. The PFI project itself would provide jobs and training.

The heating system, which also needs investment, will be excluded from the PFI contract, with heat and hot water supplied separately, and YHN is drawing up a business case.

Around 170 homes on the estate have been sold and owners will be offered the chance to buy the same package of work as tenants.

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Knock it down

RESIDENTS have welcomed the plans and agreed the money should be aimed at creating more facilities for children and teenagers, improving security and structurally upgrading the Byker Wall.

Eddie Hawkins, 65, has lived in Raby Gate, within the Wall, for 25 years and believes the money should be put towards pulling the whole thing down and rebuilding it.

He said: “It would be great if we got the £80m, the estate really needs it. When they built the Wall it was only supposed to stay for 25 years – so it’s well past its sell-by date.

“I think the money should be put towards knocking down the whole thing and rebuilding it.

“If that’s not possible, the windows, kitchens and bathrooms in just about all the flats need replacing – they haven’t been touched since the Wall was built.”

Neighbour Roberta Paterson, who has lived in Raby Gate for 13 years, agreed and said the money should also be used to put security cameras back in the building.

The cleaner and carer said: “We need the security cameras that got taken down a few years ago. Although there isn’t as big of a problem with security as there was in the past, they still need to be there.

“Other than that, the roofs are disgusting and seriously need replacing. I have had problems with rain coming in through my ceiling when it rains.

“I’m happy living here, but there are definitely a lot of structural improvements that need to be made. .”

The landlady of the Stag’s Head pub, Margaret Hoggins, 55, said security and creating more facilities for the young should be the priorities in any cash injection.

She said: “First off, they need more facilities for youngsters. All the young people around here have is the swimming pool and that just isn’t enough.

“They need money to be put in youth clubs or anything that will keep kids and teenagers occupied.

“They definitely need more children’s playgrounds and spaces for children.

“The second most important area where that money is needed is security, like putting more police out on the estates. Most people are frightened to walk around Byker now and it never used to be like that.”

Fraser Ramsey, 52, of Long Hedlam, added: “It’s the Byker Wall which needs the most money structurally. It needs to be pulled down and rebuilt.”

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